Ogilvy Does It Again!


25 Lower Cross Road, Greenwich: mansion, outbuildings, 80 acres; the “jewel” of Conyers Farm.
Last Ask: $29M
Sold: $21M
List: David Ogilvy
Sell: David Ogilvy

Broker David Ogilvy has sold his own listing for $21,000,000. The historians among you will quickly recall he did the same thing with this property in 2004! Back then, in a better market for Greenwich’s “Conyers Farm”, 25 Lower Cross fetched $45,000,000. 13 years later and a loss of a paltry $24M, the deal has been done again.

One of the un-heralded skills of brokering is the ability to get your seller to throw in the towel and just let the property sell. In this case, the seller waited two years, which, in the current market, is the mere blink of an eye. There are presently a dozen or two high-end properties (almost all w-a-a-y back country) passing their 10th year on the market, so I’m impressed with what happened here.

But what else happened here? Why is this spectacular place, which the current owner made even more spectacular during his time of ownership, selling for such an enormous loss? It’s not as though market punishment is being spread evenly. No, Conyers Farm for some reason bears the brunt. Other parts of town, particularly waterfront, but even mid-country, have owners showing handsome profits after 10+ years of ownership. For the nonce, Conyers takes the hit, but I truly believe it will rise again.

2017: What A Year!

Here’s a review of this year’s super high-end sales, so far:

  • 9 Sabine Farm: $25M
  • 460 North Street: $22M
  • 25 Lower Cross Rd: $21M
  • 116 Oneida Drive: $20.377M
  • 60 Oneida Drive: $19.250M
  • 7 Cobb Island Drive: $15.250M
  • 200 Guards Road: $13.5M
  • 6 Meadowcroft Lane: $13.065M

Absolutely amazing.



What’s Selling Well In Greenwich Right Now

75 Rock Maple, Greenwich (off Stanwich Road), $5,695,000. Came on May 24th, already has a deal! This was a very smart asking price. We’ll have to wait for the closing, but I won’t be surprised if it had a little bidding war.
List: Helene Barre
Sell: Max Wiesen

You want the truth? You can handle the truth, so here it is: houses priced $5,000,000-6,000,000 are trading quite nicely, thank you. How many? So far this year, we’re up to 11 closings, with 6 more pending. For all of 2016, we had a total of 12, so there, my friends, is another clear indicator of that “zippy” market I talked about..

There is a theory among brokers that these $5M-6M buyers are “yesterday’s $10M buyers” who are now spending less not because they don’t have the dough, but more out of a sense of caution. This could be true, I’m not sure, but as I wrote yesterday, I’m certain some percentage of $10M buyers just aren’t here anymore. They’ve stayed in Manhattan or they’ve gone to places like Florida.

Now consider this: If all the Greenwich property owners with houses on the market for $10M+ (there are 41 of them) suddenly decided they needed to sell RIGHT NOW, they would need to slash their asking prices by millions. That would quickly drive down the price of all these houses presently selling in the 5’s and 6’s.

But guess what? High-end Greenwich property owners almost never really “need” to sell. That’s why we have so many on the market celebrating their 5th anniversary, 6th, 7th, all the way up to a few that have been on for FOURTEEN YEARS. So all you sellers in the $5M+’s? Relax, your market value is safe.